50 affordable homes at Former Levenshulme Cricket Club, Elsa Road, Manchester

What was proposed

The application proposed 50 two-storey homes, with parking and landscaping, including 21 affordable-rent homes and 29 shared-ownership homes.

“Proposal Erection of 50no. 2-storey dwellinghouses with associated car parking and landscaping.”

“Executive Summary The application seeks full planning permission for the erection of 50no. 2-storey dwellinghouses with associated car parking and landscaping. The current application would have a tenure split of 21no. of the homes for affordable rent, and 29no. of the homes for shared ownership (classed within the NPPF as affordable under (d) Other affordable routes to home ownership (Annex 2: Glossary)).”

Officer report

The site and surroundings

The site was a vacant, overgrown former playing field beside residential streets and allotments, with access from Elsa Road.

“The site is approximately 1.3ha in size. The site is a disused playing field that was last utilised as a football pitch and prior to that was used for cricket. The site has lain vacant for several years and the former playing field has become overgrown with dense vegetation.”

“Access is taken into the site via Elsa Road which runs from Barlow Road. Bounding the Site are Anchor Close and Hallsville Road to the north, Marcliffe Drive to west and Levenshulme allotments to the east and south that are accessed from Hallsville Road.”

Officer report

Earlier use and planning history

The site had not appeared to be in active formal sport since at least 2013, following an earlier approved all-weather pitch application.

“Relevant Planning History Evidence shows that the applicant site does not appear to be in active formal sporting since at least 2013.”

“The following history can be found for the previous use: 087167/FO/2008/N2- Laying out of all weather pitch and erection of 3.0m high fence between pitches Approved 28/10/2008”

Officer report

What consultees and residents said

Residents raised concerns about traffic, access, congestion, amenity, infrastructure, wildlife, air quality and loss of green space, while consultees raised no objection.

“The main issues raised relate to traffic, accessibility and congestion, residential amenity, loss of a community asset, increased pressure on existing infrastructure, environmental considerations and loss of a green space.”

“Impacts in relation to highways, traffic, residential amenity, loss of the playing field and ecological pressures have been taken into careful consideration during the course of the application. None of the consultees raise an objection to the scheme.”

Officer report

Main objections

Objections included the single access, dangerous junctions, construction noise, overlooking, loss of a community asset, insufficient facilities and effects on wildlife and air quality.

“Barlow Road is already congested and the addition of 50no. homes will increase such congestion. This is in addition to the additional traffic from schemes of Secret Lake and Mount Road. • Concern with the existing dangerous junction with Hallsville Road. • Existing congestion and standstill traffic would worsen as a result of the proposal. • The scheme would lead to difficulty accessing key routes and local services.”

“There is no provision for additional school places or GP surgeries – concern with local infrastructure capacity. • Loss of wildlife and no assessment of such loss. • The proposal will result in pollution and worsening air quality. Some neighbours report the air quality is the worst 10% in the country. • Construction of the development will give rise to a poor quality of life for surrounding residents.”

Officer report

Who spoke

An objector representing local residents spoke against the scheme, while the agent spoke in support of its affordability, parking, landscaping and environmental benefits.

What members discussed

Members were conflicted about the affordable housing and possible impacts, including public transport, car dependence, walking and cycling links, green space and sporting facilities.

“The Committee expressed that they felt conflicted about the good offer of affordable housing and potential negative impacts of the scheme. The site was far from public transport links and felt car-dependent. The nearby Fallowfield Loop did not seem to be linked to the site for walking and cycling. Confusion over a green space being closed off. Other sporting facilities distance from the site.”

“The Planning Officer responded to comments, stating that the scheme would be 100% to cater for the needs in this location, Highways had no objection to this. Subject to reports of many potholes in the area, there is a condition for roads and pavements to be fixed. Each dwelling would have cycle parking on their grounds and a link would be provided to Fallowfield Loop.”

Minutes

The committee vote

A proposed site visit did not receive enough votes before the Committee determined the application.

“The Chair invited the Committee to determine the application.”

“A site visit was proposed but did not receive sufficient votes.”

Minutes

The final decision

The Committee granted planning permission subject to the applicant entering into a legal agreement.

“The Committee resolved to grant planning permission subject to the applicant entering into a legal agreement.”

Minutes